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Mixed-Use and Commercial Design Manual: S TOD C
Mixed-Use and Commercial Design Manual: S TOD C
Chapter 1: Introduction................................................................................... 1
PURPOSE OF THE MIXED-USE & COMMERCIAL DESIGN MANUAL ................................................... 1
APPLICABILITY ...................................................................................................................... 1
CONTENTS OF THIS DESIGN MANUAL ....................................................................................... 2
Chapter 1: Introduction
Purpose of the Mixed-Use & Commercial Design Manual
The purpose of this Mixed-Use and Commercial Manual is to implement the vision, goals, and
policies established by the city’s TOD Corridor Master Plan. The manual specifically aims to:
Encourage a more compact, pedestrian and transit-supportive pattern of commercial development
within the TOD corridor;
Ensure that future activity centers within the TOD corridor are compatible with the surrounding
neighborhood context and with the city’s adopted TOD Corridor Master Plan;
Provide a more flexible set of tools with which mixed-use development can be accomplished within
the corridor; and
Increase the predictability of the development process within the corridor for applicants and the
city.
Applicability
The design standards contained in this manual apply to each of the land use categories, defined by
Table 1, below. Boundaries of each land use category are established on the Land Use Framework
map located on page 3. If a conflict should arise between these standards and those contained in
another TOD Design Manual or the Municipal Code (as applied to a particular development), the
requirements set forth in this Design Manual shall take priority.
Chapter 5: Definitions
Chapter 5 provides a list of and definitions of key terms as used in the Mixed-Use and Commercial
Design Manual.
1 2 3 4
West End/Downtown Central/I-80 Sparks Marina Employment
Sparks Center District District District District
Rock Boulevard
Sullivan Lane
Oddie Boulevard
El Rancho Drive
Pyramid Way
Way
Prater
e
d r
eva
F Street Lincoln Way
oul
nB
Gateway Driv
a
a rr
ri n a
D Street
Ma
Mc C
9th Street
7th Street
6th Street
4th Street
11th Street
Howard Drive
15th Street
14th Street
Lillard Drive
C Street
Sparks Boulevard
Stanford Way
19th Street
Victorian Avenue
! I-80
§
¦
¨
Vista Boulevard
Glendale Avenue
Permitted/Prohibited Uses
Table 2 defines uses that are allowed within the TOD corridor. The types of uses permitted or
prohibited vary for different areas of the corridor based on the land use category assigned by the Land
Use Framework map. Uses not identified in Table 2 are prohibited in the TOD corridor.
A mix of uses is required for several land use categories, depending upon the size and location of the
site, as specified in this section. Allowed uses are subject to the requirements and design standards
contained in this manual, as applicable.
Mixed-use development within the In addition to the land use designation, requirements vary according
corridor will vary in its intensity and mix to the location and size of the site. Generally, sites located in areas
of uses depending upon its location and
the surrounding development context. where higher levels of activity (e.g. within downtown, along proposed
BRT routes) are desirable are required to have a greater mix of uses
than those located within or adjacent to established neighborhoods.
2-10 Acres
>10 Acres
1-5 Acres
2-5 Acres
>5 Acres
<2 Acres
>5 Acres
<1 Acre
<1 Acre
Downtown Sparks Center or within proximity of Victorian Avenue
Minimum # 1 2 3 1 2 3 N/A N/A N/A
of use types
Minimum % N/A Residential N/A Residential min. = N/A N/A N/A
non- min.=25% 30%
residential Non- Non-residential
and Residential min.= 25%
residential min.=40%
Not located in Downtown Sparks Center or within proximity of Victorian Avenue
Minimum # 1 1 2 1 2 3 N/A N/A N/A
of use types
Minimum % N/A N/A N/A N/A N/A N/A N/A
non- N/A
residential
and
residential
Within proximity of proposed BRT route
Minimum # 1 2 2 1 2 3 1 2 2
of use types
Minimum % N/A N/A N/A Residential min. = N/A Residential min.
non- 30% = 75%
residential Non-residential Non-residential
and min.= 25% min.= 10%
residential
Not within proximity of proposed BRT route
Minimum # 1 2 2 1 2 3 1 1 1
of use types
Minimum % N/A N/A N/A Residential min. = N/A
non- 75%
residential Non-residential
and min.= 10%
residential
General Intent
The intensity and dimensional standards established by this chapter are intended to:
Encourage concentration of the highest development intensities within the corridor’s major activity
centers and along transit corridors;
Establish a pedestrian-friendly street environment in high activity locations within the corridor; and
Offset lower development intensities within established residential neighborhoods in the corridor.
Table 4, below, summarizes site development standards by land use category and location, as well as
any exceptions that may apply.
yard minimum along lot lines shared with existing residential neighborhood)
Side yard 0 (20 minimum along street frontage shared with existing residential neighborhood; 30
minimum along lot lines shared with existing residential neighborhood)
Site Planning
Site Layout and Building Organization Building Organization
Intent THIS
To promote a compact, pedestrian-friendly and transit-supportive
pattern of development in mixed-use areas of the corridor;
To reinforce and build upon the established urban fabric of the
corridor;
To minimize the visual impacts of parking within mixed-use areas;
To guide the organization of mixed-use development in a variety of
contexts and at a variety of scales.
Building Organization—General
Commercial and mixed-use developments shall be organized to create
pedestrian-friendly spaces and streetscapes. These objectives shall be
accomplished by placing a percentage of the building wall at the back
of the sidewalk edge (or “building to” the sidewalk), as required in
Chapter 3: Intensity and Dimensional Standards, and by using building
walls to frame and enclose at least two of the following (numbers keyed
to graphic on following page): Developments shall be organized to
create pedestrian-friendly spaces
and streetscapes.
3
1
4
2
Drive-Through Facilities
Drive-through facilities associated with a primary use shall not be NOT THIS
located within proximity of Prater Way, Victorian Avenue, or other major
transit corridors, or located within the Downtown Sparks Center.
Build-To Zone
Intent
To promote a more urban, transit-supportive pattern of commercial
and mixed-use development within proximity of Prater Way, west of
14th Street, along Victorian Avenue, within the Sparks Marina
District, and within the corridor’s activity centers. Residential uses need to be visually
and physically integrated with non-
To establish a strong building edge at the street level in high activity residential uses
locations within the corridor.
Design Standards
Build-To Zone
Table 4 contains setback
requirements for mixed-use
and commercial development
by location. Build-to zones
should be applied in context
with standards for Site Layout
and Building Organization
Screened Parking
contained in this chapter. Area or Community
Amenity
Landscaping
Intent
To emphasize the use of landscaping at the street edge where it is
most visible and will provide needed shade, as well as where an
enhanced pedestrian environment is most important from a safety
and transit supportive perspective;
To promote a more compact, urban pattern of development along
the city’s major transit corridors; and
To provide an incentive for infill and redevelopment along the
city’s major transit corridors.
Design Standards
Minimum Landscape Requirements
The minimum portion of the site area to be landscaped shall be as
noted in Table 5 below.
Table 5: Minimum Landscape Requirements
Land Use Category Minimum Landscaped Area*
Incentives
For developments located within proximity of Prater Way, Victorian
Avenue, or other major transit corridors, or located within the
Downtown Sparks Center or Sparks Marina District, the minimum
portion of the site area to be landscaped shall be 10 percent.
Landscaped areas provided in accordance with the Streetscape
Design requirements below, and the Community Amenities
requirements contained in this chapter, may be credited towards
the minimum landscape requirements above.
Intent
Streetscape Character
To provide a safer, more comfortable environment at the street
edge that encourages pedestrian activity and creates a more
THIS
transit-supportive environment;
To enhance the appearance of streets within the TOD corridor
area; and
To distinguish the character of residential streets within the corridor
from transit corridors and other areas where higher levels of
pedestrian activity are desirable.
Design Standards
NOT THIS
Sidewalks
Clear Zone
Clear Zone
Street furniture shall be placed so as to maintain a clear pedestrian
walkway that is a minimum of six feet in width. The Clear Zone shall
be unobstructed by any permanent or nonpermanent element for a Min 6’: Clear Zone
minimum width of six feet and a minimum height of eight feet. Street
furniture includes benches, trash receptacles, outdoor dining areas, Provide a more comfortable
environment at the street edge to
and other pedestrian amenities. encourage pedestrian activity
Alternative Configurations
Alternative streetscape configurations and widths may be approved by
the Administrator where the above configurations are not feasible. For
example, existing development patterns and lot depths along some
portions of Prater Way would limit sidewalk widths.
Community Amenities
Intent
To encourage the incorporation of more urban, pedestrian and
transit-supportive site development patterns; and
To encourage the incorporation of a range of community
amenities such as public art, street furniture, and public plazas
along major transit corridors to provide visual interest and
encourage pedestrian activity.
Design Standards
Quantity
A minimum of 25% of the required landscaped area of sites located
within proximity of Prater Way, Victorian Avenue, or designated BRT
route or that are located within the Sparks Marina District shall be
devoted to community amenities that are accessible to the public.
Community amenities shall be located:
Adjacent to or are integrated with on-site transit stops where one
Approved community amenities include exists or is planned; or
raised landscape planters (top), seating In areas of high pedestrian activity where no transit stop exists or is
areas (middle), and may include
decorative items such as clocks planned, such as along a pedestrian “main street” within a
(bottom). designated mixed-use activity center.
Approved Amenities
Community amenities used to satisfy the above standard shall be On-Site Amenities
comprised of a public plaza or similar outdoor gathering space whose
surface is clearly defined through the use of decorative paving (e.g.,
stamped, colored concrete, ornamental pavers) and is furnished with 3
or more of the following:
Benches or seating areas;
Raised landscape planters;
Historic markers as provided in accordance with a property’s
acceptance on a local, State, or National historic register;
Shade structures;
Public art (e.g., sculptures, murals, water elements, carvings,
frescos, mosaics, and mobiles;
Courtyard;
Bike racks;
Decorative transit shelters as approved by RTC and the city; or
Similar features as approved by city staff.
Easements may be required from the city to accommodate the above On-site community amenities in the
amenities. Downtown Sparks Center may include
rooftop gardens (top) and
public/private outdoor gathering
Incentive: Downtown Sparks Center spaces (bottom).
To encourage the adaptive reuse of existing buildings within the
Downtown Sparks Center land use category (e.g., the conversion of an
existing hotel to multi-family residences), up to 50% of the required
landscaped area (not including required streetscape) of the site may
be devoted to on-site amenities for the project’s residents with staff
approval. Amenities eligible for consideration include:
Balconies;
Rooftop gardens;
Plazas; or
Other public or private outdoor gathering spaces.
Intent
To minimize the visual impacts of parking and maintain a
pedestrian-friendly environment at the street edge;
To ensure that infill and redevelopment is compatible with the
established character of the historic neighborhoods located within
the TOD corridor area; and
To reduce infill and redevelopment barriers by allowing for more
compact parking configurations that maximize the efficiency of on-
site parking and increase buildable areas.
Design Standards
Location
All on-site, surface parking for buildings located within proximity of
Prater Way, Victorian Avenue, or other major transit corridors, or
within the Sparks Marina District shall be located at the rear of the
building.
Building additions located within proximity of Prater Way, Victorian
Parking Lot Screening Avenue, or other major transit corridors that increase parking
requirements shall locate new on-site parking at the rear of the
building.
THIS
Alternative parking configurations may be permitted for multi-
building developments within the mixed-use commercial
designation subject to compliance with standards for setbacks and
building organization as contained in this manual.
Screening
All surface parking lots visible from the public right-of-way shall be
screened using one of the following methods, unless otherwise
NOT THIS noted, below:
A decorative masonry wall in combination with landscaping; or
A wrought iron or other ornamental fence in combination with
landscaping.
To satisfy the above standard:
Landscaping shall be planted between the wall and the public
right-of-way, sidewalk, or boundary; and
All surface parking lots visible Walls, fences, and landscaping shall not exceed 3 feet in height to
from public right-of-way shall adequately screen most car headlights while maintaining clear
be screened.
visibility into and out of the parking lot.
Podium Parking
Podium Parking
Openings in podium parking areas shall be designed to screen views
of parked cars from surrounding properties through the use of
architectural screens or similar features, as approved by the
Administrator.
Required Parking
Intent
To provide a continuous and easily accessible pedestrian
circulation network within the TOD corridor area;
To ensure that new development within the TOD corridor area NOT THIS
provides an on-site pedestrian network providing direct access to
transit and the corridor-wide pedestrian circulation network;
To maintain a well-defined pattern of urban blocks within the TOD
corridor that provide frequent pedestrian connections to adjacent
neighborhoods and serve as a framework for a varied mix of uses;
and
To ensure future mixed-use activity centers within the corridor are
integrated with, rather than walled-off from adjacent
neighborhoods. Provide a continuous and easily
accessible pedestrian circulation
Design Standards network.
Block Pattern—General
New development shall work within the framework of the corridor’s
existing pattern of blocks to avoid creating large “superblocks,”
that limit pedestrian and vehicular circulation.
Where block consolidation is proposed (by right-of-way
abandonment), special consideration shall be given to pedestrian
and vehicular circulation patterns and access to surrounding
neighborhoods.
On-Site Circulation
All developments shall provide an on-site system of pedestrian
walkways designed to provide direct access and connections to and
Primary entrances must either be oriented
between the following:
to the transit corridor (left) or accessible
from a direct pedestrian connection The primary entrance or entrances to each building;
(right).
Any sidewalks or walkways on adjacent properties that extend to
the boundaries shared with the development;
1
Note: These numbers are based on average existing block sizes in these
locations.
Intent
To ensure that utility and mechanical equipment is fully screened
from adjacent streets and pedestrian walkways.
Provide a continuous and easily
Design Standards accessible pedestrian circulation
network.
Location & Screening
Utility and mechanical equipment shall be located out of view of
streets and pedestrian walkways (e.g., facing an adjacent alley) or
enclosed within the building.
Utility and mechanical equipment shall not be located at corners
or adjacent to transit stops.
Where utility and mechanical equipment cannot be located out of view
of primary streets and pedestrian walkways due to site constraints,
existing standards for screening utility and mechanical equipment
contained in the city’s Design Standards Manual shall be applied and
enforced.
Design Standards
General
The perceived mass and scale of commercial and mixed-use buildings
shall be reduced by incorporating a series of smaller design elements
that are consistent with the development’s architectural character.
OR THIS Design elements shall include, but are not limited to at least 4 of the
following:
Variations in roof form and parapet heights;
Pronounced recesses and projections;
Distinct changes in texture and color of wall surfaces;
Ground level arcades;
Second floor galleries/balconies;
Cornices;
Protected and recessed entries;
Vertical accents or focal points; and
NOT THIS Enhanced window treatments.
Building Materials
Intent
To ensure that development within the TOD corridor is constructed of
durable materials that are compatible with and visually enhance the
character of the corridor and the surrounding neighborhood context.
Architectural detailing and façade
articulation establish a high quality
appearance.
Design Standards
Primary Building Materials
Accent Materials
Accent materials may include:
Brick, split face block, stone, cast stone, masonry products;
Steel or other metals;
Composite siding;
Wood;
Stucco or EIFS (Exterior Insulation and Finish Systems); or
Comparable material as approved by the Administrator.
Intent
To provide visual interest for the pedestrian at the street level in
areas where high levels of activity are desired such as along transit
corridors and within mixed-use activity centers.
Design Standards
Minimum Transparency—General
A minimum percentage of the total area of each street-level building
façade which abuts Prater Way, a pedestrian “main street,” plaza,
park, or other public space, shall be comprised of transparent window
openings to allow views of interior spaces and merchandise, to
enhance the safety of public spaces by providing direct visibility to the
Street-Level Windows street, and to create a more inviting environment for pedestrians.
Minimum percentages vary by location as follows:
THIS
Table 7: Minimum Transparency by Location
Location Minimum Transparency
NOT THIS For the purposes of the above standard, all percentages shall be
measured using elevation views of the building plan and “ground
floor” shall be measured from floor plate to floor plate. Transparency
requirements outlined above are not intended to apply to large-format
retail buildings incorporated as part of a larger mixed-use center.
These types of buildings typically have transparency requirements in
the range of 10-15 percent.
Street-Level Windows
Higher levels of activity can be The following standards shall apply to all street-level windows:
generated by providing visual
interest for the pedestrian at street Glazing on all ground floor windows shall have a minimum Visible
level. Light Transmittance of 0.65 and a maximum Visible Light
Reflectance of 0.2.
Black or mirrored glass is prohibited.
Intent
To encourage a diverse mix of housing types, price, and size within
activity centers and the corridor as a whole; and
To support regional housing objectives.
Design Standards
Mix of Housing Types
Mixed-use developments within the corridor shall incorporate a mix of
housing types and densities based upon their size, location, and the
surrounding neighborhood context. Table 8 establishes the minimum
number of housing types required for developments within each of the
three mixed-use land use categories by size.
Table 8: Minimum Number of Housing Types
Land Use Category/Site Size # of Housing Types
Required
Mixed-Use Commercial*
Less than 10 acres 1
10-20 acres 2
Greater than 20 acres 3
Mixed Residential*
Less than 5 acre 1
5-15 acres 2
Greater than 15 acres 3
Downtown Sparks Center*
Less than 5 acre 1
Greater than 5 acres 2
* Developments that include a vertical mix of uses may reduce the number
of housing types required by one.
Townhomes;
Apartments;
Condominiums;
Granny Flats/Carriage Units (accessory dwellings);
Live-work units; or
Single-family.
Structured Parking
Intent
To ensure that parking structures are compatible with the
surrounding development context and provide an attractive
environment at the pedestrian level.
Design Standards
Parking Structures
Parking Structures
THIS Parking structures shall be “wrapped” with retail, office, or residential
uses along a minimum of 50% of their street frontage to provide visual
interest and to create pedestrian activity at the street level. Alternative
requirements may be determined by the Administrator for sites less
than 2 acres or sites without sufficient depth in which to accommodate
both parking and a usable retail, office, or residential space.
Intent
To allow for increased development intensity within designated
activity centers and within proximity of Prater Way, Victorian
Avenue, or other major transit corridors while protecting the
character of established single-family residential neighborhoods
within the corridor; and
To ensure that the massing and height of infill and redevelopment
is compatible with adjacent residential neighborhoods.
Design Standards
Transitions—General
Mixed-use and commercial development that is located adjacent to an
established single-family residential neighborhood shall be designed
to minimize impacts on adjacent homes by:
Limiting exterior lighting to full-cutoff shielded fixtures and directing
lights away from adjacent properties;
Limiting sources of audible noise (e.g., heating and air
conditioning units) from building facades that face lower intensity
uses; and
Locating off-street parking, loading, and service areas away from
the shared property and incorporating them into the design of
buildings they are intended to serve.
In addition to the above standard, the following considerations are
strongly encouraged:
Placing windows on the new development so as to maintain
privacy by avoiding direct lines of sight into adjacent homes; and
Orienting balconies and other outdoor living spaces away from a
shared property line.
2 4
Chapter 5: Definitions
As used in this document, the following terms shall mean:
Accent Material—Material that is secondary to the primary building material in terms of its
quantity, or that contrasts with the primary building material. Accent materials generally cover
twenty-five percent or less of the wall elevation.
Activity Center—Compact, mixed-use areas that offer pedestrian- and transit-friendly environments
established on the Land Use Framework map. Activity centers are classified as either minor or
major.
Activity Center, Major—Activity centers designated on the Land Use Framework map where more
intensive patterns of development are desired, planned, or currently in place.
Activity Center, Minor—Activity centers designated on the Land Use Framework map where a
concentration of activity is desired to serve the surrounding neighborhood. Minor activity centers
have less intensive patterns of development than major activity centers.
Adjacent— A lot or parcel of land that shares all or part of a common lot line with another lot or
parcel of land.
Building Mass—The three-dimensional bulk of a building height, width, and depth.
Building Scale—The size and proportion of a building relative to surrounding buildings and
environs, adjacent streets, and pedestrians.
Build-To Zone—The Build-To Zone is defined by a minimum percentage of each building façade
that shall be shall be built to the minimum setback. The balance of the building shall be built at a
distance not to exceed the maximum build-to line.
Bus Rapid Transit (BRT)— A system that allows bus vehicles to operate on a right-of-way that is
largely separated from other types of traffic.
Character—Those attributes, qualities, and features that make up and distinguish a
neighborhood, street, or an individual development project and give such place or project a sense
of purpose, function, definition, and uniqueness.
Elevation—The external faces of a building; also a mechanically accurate, “head-on” drawing of
any one face (or elevation) of a building or object, without any allowance for the effect of the laws
of perspective.
Exterior Insulation and Finish Systems (EIFS)—EIFS is commonly known as synthetic stucco, is an
exterior cladding system composed of an adhesively or mechanically fastened foam insulation
board, reinforcing mesh, a base coat, and an outer finish coat. EIFS is available in various colors
and external textures designed to look like traditional stucco.
Façade—Any side of a building that faces a street, parking lot, or other open space. The "front
façade" is the front of a building.
Hotel--“Hotel” means every building or other structure kept, maintained, advertised, or held out to
the public to be a place where sleeping accommodations are offered at daily rates to transient
guests. Hotels must have a minimum of fifty rooms used for sleeping accommodations in a single
or connected structure where access to the sleeping rooms is through a foyer and hallways.
Horizontal Mixed-Use—refers to a pattern where several types of uses or buildings are included as
part of a cohesive development in proximity to each other with each building containing its own
separate use. An example would be a development site that might include an area for residential
uses, an office building, and a retail center. They would be designed as a set of coordinated uses
with common parking areas, strong pedestrian connections, and similar design features, but
would contain separate uses in each building.
Infill—Development on a vacant or substantially vacant tract of land surrounded by existing
development.
Large Format Retail—Retail building that exceeds 50,000 square feet in gross floor area.
Live/Work Dwelling—A dwelling unit used for both dwelling purposes and any nonresidential use
permitted in the zoning district in which the unit is located, provided that not more than two
persons who do not reside in the unit are employed on the premises.
Motel--“Motel” means every building or other structure kept, maintained, advertised, or held out
to the public to be a place that provides five or more rooms as sleeping accommodations offered
at a daily rate to transient guests where access to the rooms is from the outside.
Major Transit Corridors—In accordance with the Land Use Framework map and the Multi-Modal
Framework map contained in the adopted TOD Corridor Master Plan, corridors with BRT routes
and conceptual future fixed transit routes. Major transit corridors include Victorian Avenue and
Prater Way.
Not Within Proximity of BRT—Parcels that are located more than 400 feet or 1-block (whichever is
greater) from the proposed BRT and are not located within a designated major activity center.
Orient—To bring in relation to, or adjust to, the surroundings, situation, or environment; to place
with the most important parts (e.g., the primary building entrance and the designated "front" of a
building) facing in certain directions; or to set or arrange in a determinate position, as in "to orient
a building."
Podium Parking—Parking garage that is completely enclosed at the ground level of a building,
beneath the building’s occupied levels. Podium parking is generally designed with an open floor
plan and a single access point to serve multiple users.
Bus Rapid Tranist (BRT) Route—The BRT Route for the corridor shall be as identified in the Multi-
Modal Framework Plan chapter of the adopted TOD Corridor Master Plan.
Primary Material—Material covering seventy-five percent or more of the wall elevation.
Redevelopment—Development on a tract of land with existing structures where all or most of the
existing structures would be razed and a new structure or structures built.
Research and Development—The investigation into the natural, physical, or social sciences, and
may include engineering and product development.
Smog Shop—Smog shops are stations authorized to perform emissions tests and complete
emissions-related repairs as long as the station has a 2G license from the State of Nevada. Other
stations with a 1G license from the State of Nevada, may perform tests but are prohibited from
performing emissions-related repairs.
Standards—Mandatory regulations. Standards are indicated by use of the terms “shall” and
“must.”
Tandem Parking—A parking space which is positioned in such a manner that it is necessary to
pass through one parking space to access the other from a street, lane or driveway.
Tuck-under Garages—Garages dedicated for use by residents of individual units within a multi-
family building, such as a townhome or apartment complex, that occupy the first floor (either
partially or in its entirety) of a multi-floor building and are usually clustered into large groups of
garages with each unit’s garage being accessed via separate garage doors from the alley or
street.
Vertical Mixed-Use—Refers to two or more land-use types within a building, occurring on different
floors. A typical example of a vertical mixed-use building would incorporate active uses such as
stores, offices, and restaurants at the street level and residential and/or office uses on the upper
floors.
Visible Light Transmittance-- An optical property that indicates the amount of visible light
transmitted. The higher the visible transmittance, the more light is transmitted. A high visible
transmittance is desirable to maximize daylight.
Within Proximity of BRT—Parcels that are located within 400 feet or 1-block (whichever is greater)
of the proposed BRT, or that are located within a designated major activity center.